Massey Hall Energy and Water Audit. Prepared for: The Corporation of Massey Hall and Roy Thomson Hall. April

Transcription

1 Massey Hall Energy and Water Audit Prepared for: The Corporation of Massey Hall and Roy Thomson Hall April

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3 CONTENTS APPENDICES... I 1.0 EXECUTIVE SUMMARY INTRODUCTION METHODOLOGY GENERAL APPROACH GENERAL BUILDING CHARACTRISITICS BUILDING ENVELOPE MECHANICAL SYSTEMS LIGHTING SYSTEMS DOMESTIC WATER SYSTEMS UTILITY USAGE ANALYSIS ENERGY INTENSITY ANNUAL ENERGY ALLOCATION UTILITY CONSUMPTION AND COST SUMMARY ELECTRICAL USAGE ANALYSIS STEAM USAGE ANALYSIS WATER USAGE ANALYSIS ENERGY CONSERVATION MEASURES SUMMARY OF ENERGY CONSERVATION MEASURES RETRO-COMMISSIONING CATEGORY 1 ENERGY CONSERVATION MEASURES CATEGORY 2 ENERGY CONSERVATION MEASURES CATEGORY 3 ENERGY CONSERVATION MEASURES WATER CONSERVATION MEASURES ADDITIONAL ENERGY CONSERVATION MEASURES CONCLUSION APPENDICES A Glossary of Terms B Equipment Schedule C Lighting Schedule D Utility Data ENERGY AUDIT REPORT MMM Group Limited A i

4 COPYRIGHT NOTICE Copyright 2014 by MMM Group Limited The information contained in this document is the intellectual property of MMM Group Limited. It is intended solely for use by the client named herein. Reproduction of portions of this document for use by the Client is permitted. Reproduction of any portion of this document or use of the intellectual ideas contained within it for any other purpose is prohibited. ii

5 MMM Group Limited 100 Commerce Valley Drive West, Thornhill, Ontario, L3T 0A1 t: I f: April 22, 2014 Stephen Clarkin Building Operations Manager 60 Simcoe St. Toronto, ON M5J 2H5 Dear Mr. Clarkin, Please find enclosed the MMM Energy Audit for the building at 178 Victoria Street, Toronto. The audit evaluates and recommends energy saving opportunities and available rebates from various incentive programs. The audit also provides estimated projects cost, savings and expected payback periods. The details in this report are based on a comprehensive evaluation of historic energy consumption trends and a complete review of the existing building systems and their operation. MMM Group has developed a holistic approach to identifying and recommending energy conservation measures which allows short payback measures to offset longer payback measures and this approach best positions the building against future increases in energy prices. This audit was performed and reviewed by a Certified Professional Engineer in accordance with ASHRAE Level II Energy Audit requirements and upgraded to meet the OPA saveonenergy audit incentive requirements. I trust our Energy Audit meets with your approval and acceptance. Sincerely yours, Maurice Safatly, P.Eng. Manager MMM Group Limited ENERGY AUDIT REPORT MMM Group Limited A iii

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7 1.0 EXECUTIVE SUMMARY MMM Group was retained by The Corporation of Massey Hall and Roy Thomson Hall to perform an energy audit and to provide recommendations for energy saving opportunities within the facility located at 178 Victoria Street, Toronto. The energy audit conducted was an ASHRAE Level II audit and included a walk-through of the facility, interviews with the facility operating personnel, review of utility bills, energy analysis for each Energy Conservation Measure (ECM), and a financial analysis including implementation cost estimates, cost savings, and simple payback. A summary of the findings are shown below: Consumption Table 1.1: Energy and Cost Intensity Summary % Total Cost Unit Cost Total Cost ($) Current Projected all measures ekwh/ft 2 $/ft 2 ekwh/ft 2 $/ft 2 Electricity 627,952 kwh $/kwh $102, $1.48 Steam 1,888,322 lbs $/lbs. $33, $0.57 Water 7,808 m $/m 3 $21,516 N/A 0.36 N/A $0.31 Total $157, Total ( ): 21 ekwh/ft 2 -year -118% Compared to Ontario Average: 45 ekwh/ft 2 -year Total Energy Consumption (ekwh/ft 2 -year) Current 21 NRCAN Average for Art, Entertainment, and Recreation Facilities 45 Best Worst 20 Projected (All Measures) ENERGY AUDIT REPORT MMM Group Limited A 1

8 The following table summarizes the individual Energy Conservation Measures identified during the audit which are recommended for implementation. For ease of review, these measures have been separated into three categories depending on their initial capital cost. Full details of the energy analysis and implementation costing of each measure are included in the Energy Conservation Measure section. Table 1.2: Recommended Energy Conservation Measures (ECMs) ECM # ECM Description Dollars ($) Implementation ($) Potential Incentive ($) Payback with Incentive (yrs.) Category 1 ECMs (Implementation Cost < $10,000) C1.1 AC Unit Condenser Water Cooling Retrofit 2,286 4, C1.2 VFD on AC-1 Supply Fan 1,655 6,150 1, C1.3 Century Lounge Lighting Retrofit 1,121 2, C1.4 DHW Pipe Insulation C1.5 Energy Miser for Gas Front Beverage Coolers 409 1, C1.6 Fan V-belt Replacement Category 2 ECMs ($10,000 < Implementation Cost < $100,000) C2.1 Free Cooling for AC-2 2,084 11,000 2, C2.2 Replace Electrical DHW heaters with Steam heater 1,577 10,500 2, ECM Total 9,671 35,899 7,

9 2.0 INTRODUCTION MMM Group Limited (MMM Group) performed an ASHRAE Level II energy audit. The intent of this study was to evaluate the existing mechanical and electrical building systems and elements to determine possible energy management and conservation measures for the facility, and to qualify them in terms of efficiency, operation, cost effectiveness and environmental impact. We have referred to ASHRAE Procedures for Commercial Building Energy Audits and compiled a comparison matrix outlining the process and report tasks for all audit levels: Table 2.1: ASHRAE - PROCEDURES FOR COMMERCIAL BUILDING ENERGY AUDITS, SECOND EDITION PROCESS AUDIT LEVEL I II III Conduct Preliminary Energy-Use Analysis (PEA) Conduct walk-through survey Identify low-cost/no-cost recommendations Identify Capital improvements Review mechanical and electrical (M&E) design and conditions and O&M practices Analyze capital measures (savings and cost, including interactions) Meet with owner/operators to review recommendations Conduct additional testing/monitoring Perform detailed system modeling Provide schematic layouts for recommendations REPORT AUDIT LEVEL I II III Estimate savings from utility rate change Compare EUI to EUI of similar sites Summarize utility data Estimate savings if EUI were to meet target Calculate detailed end-use breakdown Estimate Capital Project costs and savings Complete building description and equipment inventory Document general description of considered measures Recommend measurement and verification (M&V) method Perform financial analysis of recommended EEMs Write detailed description of recommended measures Compile detailed EEM cost estimates ENERGY AUDIT REPORT MMM Group Limited A 3

10 2.1 METHODOLOGY The analyses of the energy conservation opportunities consisted of the following general evaluations stages: Determine the energy requirements of the facility with regards to weather relative components, occupancy and operation. Evaluate the existing system components, and their respective energy consumption, in order to generate feasible energy conservation measures. Determine implementation costs associated with the prescribed energy conservation measures. Provide cost/benefit analyses, including payback calculations for the proposed energy conservation opportunities. Equipment and system costing values are estimates, based on industry standards and RS Means costing database publications. Costs will need to be confirmed prior to implementation through a standard contractor tender process. The energy analysis is based on the weather bin data analysis to determine the energy savings associated with proposed measures. In addition, proprietary energy modeling software was utilized. The following utility bills were reviewed: Electrical Utility Bills January 2012 to December 2013 Steam Utility Bills January 2012 to December 2013 Water Utility Bills June 2012 to November 2013 The utility rate structure which will be used for the purpose of this report is the average value obtained from 24 months of utility bills, January 2012 through December The values are as follows: Electricity Consumption Electricity Demand Steam $0.091 per KWh $10.18 per kw $0.018 per lbs. Water $2.74 per m GENERAL APPROACH Site reviews were carried out on February 11, 2014 and February 20, 2014 to determine the physical and operational condition of the building systems. Interviews with maintenance personnel were conducted during the site reviews to understand the facility operation, details of any recent 4

11 upgrades and/or modifications to the systems, plans for upcoming capital upgrades, and to identify current operational concerns. The mechanical systems including heating system, cooling system, domestic cold water system, domestic hot water system, and plumbing fixtures were examined during the site visit. The mechanical systems are in general maintained in good condition. Building lighting intensity was visually checked and is in the appropriate range. During the site visit it was noticed that there is a comfort issue in the management office and in the corridors in the basement area. The general approach taken to this energy audit project is presented below. ENERGY AUDIT REPORT MMM Group Limited A 5

12 3.0 GENERAL BUILDING CHARACTRISITICS Building Location 178 Victoria street, Toronto, Ontario M5B 1T7 Year Constructed 1894 Building Gross Area 60,000 ft 2 Building Use Performance Art Theater Performance Summary 2013: : 90 Capacity 2,752 seats $33,152 $21, Electricity Steam Water $102,574 0 $/ft2 6

13 3.1 BUILDING ENVELOPE Envelope The building structure is steel frame construction. The exterior walls of the building consist of red brick masonry walls and stone block masonry. There are areas of stone detailing with classical elements on the façade. The exterior doors and frames are a combination of hollow metal and wood doors. The windows are original to the building and they are single-layer stained glass windows Roofing The roof of the building consists of a hipped roof with a gable along the north end as well as east and west slopes. 3.2 MECHANICAL SYSTEMS A detailed list of all major mechanical equipment can be found in Appendix B - Equipment Schedule. The building mechanical equipment is mainly located in the basement. The following narrative outlines the operation of the major mechanical systems Cooling Plant There is no central cooling plant in the building. The main source of cooling in the building is provided by two (2) air cooled air conditioning units (AC-1 and AC-2). Cooling to the basement electrical room is provided by one (1) air conditioning unit with a watercooled condenser. DCW is used to cool down the refrigerant. This unit is located in the ceiling space next to the temporary management office Heating Plant There is no central heating plant in the building. The main source of the heat in the building is high pressure steam supplied by Enwave. The main steam supply and pressure reducing valves are located in the basement mechanical room. It provides low pressure steam to the perimeter radiators, AC-1 heating coil and lobby supply air handling unit. Figure 3.1: Main Steam Pipe Figure 3.2: Perimeter Steam Radiator ENERGY AUDIT REPORT MMM Group Limited A 7

14 3.2.3 HVAC System Heating, cooling and ventilation to the basement areas and auditorium is provided by AC-1. AC-1 is located in the basement and comes equipped with steam heating coils, a DX-cooling unit, a return fan and a supply fan. This unit can be running at either 100% fresh air or 100% return air. The air cooled condenser which serves AC-1 is located on the lower roof. Based on the staff interview the existing cooling (DX coils) will be replaced with chilled water supplied by a new air cooled chiller. The new dressing rooms which were recently added to the building are equipped with VAV boxes and electric reheat coils; however they are not working efficiently as there is no VFD installed on the AC-1 supply fan. The supply air to the century lounge is manually controlled by opening and closing the volume damper. Usually the damper is open only during the intermission and a few hours before the show. Figure 3.3: Century Lounge Supply Duct Figure 3.4: Century Lounge Supply Damper Control Cooling to the Galleria and Balcony level as well as back stage area is provided by AC-2. AC-2 is located on the lower roof and is equipped with a DX cooling unit and supply fan. AC-1 and AC-2 are only on when there is a show or maintenance crews are working. 8

15 Figure 3.5: BAS Screenshot: AC-1 and AC-2 Heating to the Entrance lobby and foyer is provided by one AHU which is equipped with steam coils and a supply fan. The AHU is located in the small mechanical room near the foyer. The box office is conditioned via one Carrier water cooled heat pump. Figure 3.6: Entrance Lobby and Foyer Supply Fan Figure 3.7: Heat Pump The general exhaust for the building is accomplished by one 7.5hp fan located on the higher roof. The washroom exhaust fan is located in the box office room. ENERGY AUDIT REPORT MMM Group Limited A 9

16 Figure 3.8: General Exhaust Fan Figure 3.9: Washroom Exhaust Fan HVAC Controls All HVAC equipment is controlled by a Honeywell building automation system (BAS), with headend equipment located in the management office in the basement level. The lights in the building are also controlled by BAS; most of the lights in the basement area are on one circuit and are ON approximately 15 hours/day. The Auditorium and chair lights are ON when there is an event. Figure 3.10: BAS: Main Screen Figure 3.11: BAS: Lighting Control 3.3 LIGHTING SYSTEMS Please refer to Appendix C - Lighting Schedule for a detailed list of the lighting fixtures and wattages. The majority of the lights in the building are incandescent, which is the least efficient lighting type. The chair lights are a combination of 40W incandescent and tubular incandescent. 10

17 The recently renovated dressing rooms are equipped with T5 and CFL lamps which are controlled with occupancy sensors. Most of the washrooms are illuminated via MR16 lamps which are on all the time. Corridors and stairways are equipped with surface mounted fixtures and T8 lamps. 3.4 DOMESTIC WATER SYSTEMS Domestic Cold Water System The main domestic cold water pipe enters the building at the basement level. The main water meter is located in the mechanical room next to the foyer. There is no booster pump in the building. Figure 3.12: Water meters Domestic Hot Water There are three (3) electrical domestic hot water heaters located in the basement which serve washrooms, showers, dressing rooms and century bar. The DHW heater 1 was installed in 2009 and has 4.5 kw input. DHW heater 2 and 3 have 2 kw input each. There is a small recirculating pump for DHW in the building. ENERGY AUDIT REPORT MMM Group Limited A 11

18 Figure 3.13: Electrical DHW heaters Figure 3.14: DHW recirculation pump There is one (1) 3 kw DHW heater located in the balcony level left closet which serves the men s washroom and bar on the balcony level. The women s washroom on the balcony level is served by one (1) 1.5 kw DHW heater located in the balcony level right closet. Figure 3.15: Electrical DHW heater in left balcony closet Figure 3.16: Electrical DHW heater in right balcony closet 12

19 3.4.3 Plumbing Fixtures The majority of the plumbing fixtures at the building are low flow type fixtures with automatic proximity sensors. This includes sinks, water closets, and urinals. Figure 3.17: Typical Sink Figure 3.18: Typical Toilet ENERGY AUDIT REPORT MMM Group Limited A 13

20 4.0 UTILITY USAGE ANALYSIS 4.1 ENERGY INTENSITY The calculation of energy performance and energy cost indices is based on building floor area, which allows for an immediate assessment of the facility in several ways. The assessments available from the energy performance and energy cost indices include the following: Evaluation of the building s energy performance against similar facilities; Comparison against past facility energy use; Means of evaluating the effectiveness of building retrofit energy saving measures. Table 4.1 Utility Summary and Building Energy Use Index Utility Consumption and Green House Gas Emission (2 Year Summary) Building Area (ft 2 ) 60, Average Energy Steam Electricity Total Site Energy Water Massey Hall Consumption (lbs) 1,890,946 1,712,007 1,801,476 Massey Hall Consumption (MJ) 2,358,010 2,134,872 2,246,441 Massey Hall Heating EUI (ekwh/ft 2 -yr) NRCAN Average (1) EUI (ekwh/ft 2 -year) (2010) Massey Hall GHG (Tonne CO 2e) (2) Massey Hall St Consumption (kwh) 683, , ,421 Massey Hall Consumption (MJ) 2,461,057 2,005,976 2,233,517 Massey Hall EUI (ekwh/ft 2 -yr) NRCAN Average (1) EUI (ekwh/ft 2 -year) (2010) Massey Hall GHG (Tonne CO 2e) (3) Massey Hall Consumption (MJ) 4,819,067 4,140,849 4,479,958 Massey Hall EUI (ekwh/ft 2 -yr) NRCAN Average (1) EUI (ekwh/ft 2 -year) (2010) Water Consumption (m 3 ) N/A N/A 7,808 Usage/ft 2 Building N/A N/A 0.13 Average Utility Cost Steam Massey Hall - ($/lb) Electricity Massey Hall. - ($/kwh) NRCan Energy Rates ($/kwh)(2010) Note: (1) 2011 NRCAN EUI taken from "Arts, Entertainment and Recreation Secondary Energy Use by End-Use" (2) 2010 DOE Voluntary Reporting of GHG, Appendix N (3) Environment Canada: Greenhouse gas Intensity- Ontario (4) 2010 NRCan Energy Rates taken from "Commercial/ Institutional Energy Prices and Background Indicators (500 kw/100,000kwh)" 14

21 As presented in the Utility Summary and building Energy Use Index table above we can see that when compared to Ontario averages provided by Natural Resources Canada, the building Energy Use Index (EUI) of Massey Hall is much lower than the average. However the energy consumption in the performance theatres are very much dependent on the number and type of the performances, therefore lower EUI than the Ontario Average doesn t necessarily indicate that the building is performing in a more efficient manner. The energy use index for a similar building in London, Ontario is 13 ekwh/ft 2, which is much lower than Massey hall. Also the UK standards suggest 23 ekwh/ft 2 and the average energy consumption for performance halls in San Francisco is 23 ekwh/ft 2. The water consumption in Massey Hall is higher than other comparable buildings. The reason is that almost 40% of the domestic cold water is used in the electrical room AC unit condenser loop. Please refer to Section 5 for related water saving measures. 4.2 ANNUAL ENERGY ALLOCATION The annual energy allocation for the facility has been performed using equipment specifications, schedules, and set-points. Table 4.2 outlines the approximate annual energy consumption associated with the primary energy consumers at the facility. Please note that Plug Load and Misc. includes all the beverage coolers, stage lights, computers, and lightings in the Albert building. Window shakers (A/C units) that used to serve Albert building are included in HVAC Fans load. Table 4.2 Annual Energy Allocation Electricity Steam Total % of Total Cost Use kwh Lbs. MJ $ % Space Heating 1,888,322 2,354, % $33, % DHW 23,760 85, % $3, % Lighting 139, , % $22, % HVAC Fans 362,280 1,304, % $59, % Plug Load and Misc. 94, , % $15, % TOTAL 620,421 1,888,322 4,588, % $134, % ENERGY AUDIT REPORT MMM Group Limited A 15

22 Building Energy Allocation 8% Space Heating 28% 51% DHW Lighting 11% HVAC Fans Plug Load and Misc. 2% Figure 4.1 Annual Energy Allocation 4.3 UTILITY CONSUMPTION AND COST SUMMARY The information obtained from the utility bill analyses for the building assists in identifying areas of significant utility cost savings. Detailed summaries of energy usage at the facility are outlined below. The analysis includes graphical representation of energy use relating to patterns and anomalies observed in the monthly utility trends. Weather data is represented as Heating and Cooling Degree Days in order to analyze energy use against daily mean temperatures for specific billing periods. Heating Degree Days (or Cooling Degree Days) are defined relative to a balance temperature. The balance temperature is the outside temperature, where for temperatures higher than it, cooling is required in the building, and at temperatures lower than it, the building requires heating. Environment Canada uses the traditional 18 C balance temperature (change-point temperature) in order to compute monthly Heating and Cooling Degree Days. However, the most appropriate building balance temperature depends on several characteristics of the building such as internal and external heat gain/loss. 4.4 ELECTRICAL USAGE ANALYSIS Electricity is consumed by lighting, auxiliary equipment, auxiliary motors, DHW heating, and space cooling. Monthly electrical utility data at the building can be found in the appendices. For the twenty-four (24) month period between January 2011 and December 2012 the building had an electricity consumption of approximately 1,255,903 kwh. The average blended electricity cost during the period between January 2011 and December 2012 was $0.163/kWh. 16

23 Figure 4.2 represents the electricity usage during the period of January 2011 to December Electricity consumption is relatively constant during the year and is not highly dependent on the weather. Electricity consumption is mainly impacted by the number and type of the shows. As shown in figure 4.2, electricity consumption is very high in early Based on the interview with the building operator, prior to July 2012, building had been operated with different lighting and HVAC equipment schedules which caused higher usage during the period. 80,000 Electricity Consumption for Jan Dec 2012 (kwh) 70,000 60,000 50,000 kwh 40,000 30,000 20,000 10,000 0 Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov 4.5 STEAM USAGE ANALYSIS Figure 4.2 Electrical Consumption Steam at the building is consumed by space heating. Table D.2 (Appendix D) outlines the steam utility data at the building from January 2012 to December 2012, adjusted according to monthly periods. Figure 4.3 represents the steam usage profile, from which we can infer that the steam consumption at Massey Hall follows a classic bell-shaped pattern, with peak consumption during the winter months and zero consumption during the summer months. To examine the interactions between the building s natural gas consumption and heating degree days, a linear regression analysis was performed. The linear regression analysis of steam indicates a very strong relationship between heating degree days and the steam consumption. The balance temperature is 10 C gives the highest R 2 value. Considering the function of the building and high heat generation from the occupants, the lower balance temperature appears to be reasonable. ENERGY AUDIT REPORT MMM Group Limited A 17

24 lbs. 600, , , , , ,000 0 Steam Consumption for Jan Dec 2014 (lbs.) Jan Mar May Jul Sep Nov Jan Mar May Jul Sep Nov Utility Invoice Data Weather Normalized Data HDD Figure 4.3 Natural gas consumption 4.6 WATER USAGE ANALYSIS The water consumption at the facility is to support space cooling and domestic activities. Table D.3 (Appendix D) outlines the water consumption at the building from June of 2012 November of The water consumption was relatively constant throughout a year. The water consumption appears to be mainly affected by number of performances but hardly on the weather factor. Figure 4.4 represents the water usage during the time period from June 2012 to November ,000 2,500 2,000 Water Consumption for Jun Nov 2013 (m 3 ) m 3 1,500 1, Figure 4.4 Water Consumption 18

25 5.0 ENERGY CONSERVATION MEASURES 5.1 SUMMARY OF ENERGY CONSERVATION MEASURES Table 5.1 summarizes all of the energy conservation measures identified through the audit process. Table 5.1: Recommended Energy Conservation Measures (ECMs) ECM # All ECMs ECM Description Steam (lbs) Water (m 3 ) Projected Utility Saving Electricity (kw) Electricity (kwh) Dollars ($) Implementation ($) Potential Incentive ($) Payback with Incentive (yrs.) C1.1 AC Unit Condenser Water Cooling Retrofit Category 1 ECMs (Implementation Cost < $10,000) ,000 2,286 4, C1.2 VFD on AC-1 Supply Fan ,389 1,655 6,150 1, C1.3 Century Lounge Lighting Retrofit ,161 1,121 2, C1.4 DHW Pipe Insulation , C1.5 Energy Miser for Gas Front Beverage Coolers , , C1.6 Fan V-belt Replacement Category 2 ECMs ($10,000 < Implementation Cost < $100,000) C2.1 Free Cooling for AC ,152 2,084 11,000 2, C2.2 Replace Electrical DHW heaters with Steam heater -73, ,773 1,577 10,500 2, ECM Total -73, ,008 9,671 35,899 7, ENERGY AUDIT REPORT MMM Group Limited A 19

26 Figure 5.1 shows the total cost reductions for the energy conservation measures (ECMs) in Table E+05 1.E+05 1.E+05 $144,101 Total Utility Cost Reduction from ECMs ($) $6,011 Utility Cost ($) 1.E+05 1.E+05 1.E+05 1.E+05 $3,660 $134,430 1.E+05 1.E+05 Current Utility Cost ($) ASHRAE I ($) ASHRAE II ($) ASHRAE III ($) Resultant Utility Cost $0 ($) Utility Cost Utility Cost Saving Figure 5.1: Total ECM and REO Reduction (Dollars) The current GHG emission in Figure 5.2 below is calculated using the buildings utility consumption only. The savings are based on the proposed ECMs in Table Projected Greenhouse Gas Emission (Tonne) CO 2 Equivalent (Tonne) Current GHG Emissions ASHRAE I - ReductionASHRAE II - Reduction ASHRAE III - Reduction Greenhouse Gas Emission -3 0 Greenhouse Gas Reduction Projected GHG Emissions Figure 5.2: Projected Green House Gas Emission (GHG) CO2 Equivalent 20

27 5.2 RETRO-COMMISSIONING Re-commissioning, Retro-commissioning (RCx), or existing building commissioning is an event in the life of a building that applies a systematic investigation process for improving and optimizing the building s operation and maintenance. It is typically an independent process that focuses on the building s energy using equipment such as the HVAC and other mechanical equipment, lighting equipment, and related controls. It may or may not emphasize bringing the building back to its original intended design specifications. In fact, during the process, the retro-commissioning team may find that the original specifications no longer apply. The process may result in recommendations for capital improvements, but its primary focus is to optimize the building systems via tune-up activities, improved operation and maintenance (O&M), and diagnostic testing. Many building operational issues can only be uncovered through the retro-commissioning process: a thorough investigation of the HVAC systems and equipment through a series of functional testing, diagnostic monitoring and trending. The retro-commissioning process involves a coordinated effort between the retro-commissioning provider and building owner staff. The process includes reviewing building documentation, conducting interviews and field investigations, monitoring and analyzing building systems, developing a findings list with supporting energy saving calculations, and assisting the client with selecting measures for implementation. Many building operational issues can only be uncovered by subjecting the facility to a retrocommissioning process; a thorough investigation of the HVAC systems and equipment through a series of functional testing, diagnostic monitoring and trending. Our past retro-commissioning project experiences have yielded a utility consumption savings ranging from a minimum of 8% to a maximum of 30%. The following table outlines the typical costs, savings, and paybacks associated with retro-commissioning projects. i i Mills, Evan, Building Commissioning: A Golden Opportunity for Reducing Energy Costs and Greenhouse-gas Emissions, Lawrence-Berkley National Library, ENERGY AUDIT REPORT MMM Group Limited A 21

28 5.3 CATEGORY 1 ENERGY CONSERVATION MEASURES The Energy Conservation Measures (ECMs) described below are classified as Category 1 ECMs. Category 1 ECMs are low cost measures which range in cost from $0 to $10,000. Table 5.3 Proposed Energy Conservation Opportunities (Category 1) ECM # C1.1 C1.2 C1.3 Category 1 - ECMs ECM Description AC Unit Condenser Water Cooling Retrofit VFD on AC-1 Supply Fan Century Lounge Lighting Retrofit Water (m 3 ) Natural Gas (m 3 ) Projected Savings Electricity (kw) Electricity (kwh) Dollar ($) Implementation ($) Potential Incentive ($) Simple Payback with Incentive (yrs.) ,000 2,286 4, ,389 1,655 6,150 1, ,161 1,121 2, C1.4 DHW Pipe Insulation , C1.5 C1.6 Energy Miser for Gas Front Beverage Coolers Fan V-belt Replacement , , ECM Total ,083 6,011 14,399 2, Savings Table 5.4 Proposed Energy Conservation Opportunities (Category 1) Category 1 - ASHRAE Level I: Low Cost/No Cost Measures All ECM ECM (Payback with Incentive < 5yrs.) Savings Amount Savings ($) Savings Amount Savings ($) Steam (lbs.) 0 $0 0 $0 Water (m 3 ) 993 $2, $2,736 Electricity Peak (kw) 2 $297 2 $297 Electricity (kwh) 33,083 $2,977 33,083 $2,977 Total Savings ($) $6,011 $6,011 Implementation Cost $14,399 $14,399 Potential Incentive $2,759 $2,759 Total GHG Reduction (CO 2 Tonne Equivalent) Simple Payback Period Without Incentive With Incentive Without Incentive With Incentive

29 ECM #C1.1 AC Unit Condenser Water Cooling Retrofit Summary and Recommendation Currently the cooling to the basement electrical room is provided by one water-cooled AC unit. This unit comes equipped with an open condenser loop which uses city water to cool down the refrigerant. During the site visit the auditor was informed that a new air cooled chiller will be installed to provide chilled water to AC-1 cooling coil. It is recommended that Massey Hall utilizes the chilled water which is already available for use in the AC-1 cooling coil to the electrical room AC condenser loop during the summer. This retrofit requires adding a 3-way control valve to switch between city water and chilled water during winter and summer, respectively, and in addition some piping modifications will be required. This retrofit will have a significant effect on water savings but will slightly increase the chiller load. The following table outlines the approximate implementation cost, savings, available incentive, and payback period associated with the retrofit. The cost includes control devices, additional piping, and labour. ECM # C1.1 AC Unit Condenser Water Cooling Retrofit Saving Amount Savings ($) Steam (lbs.) 0 $0 Water (m 3 ) 993 $2,736 Electricity Peak (kw) 0 $0 Electricity (kwh) -5,000 -$450 Total Savings ($) $2,286 Implementation Cost $4,000 Potential Incentive $0 Total GHG Reduction (CO 2 Tonne Equivalent) -0.5 Simple Payback Period Without Incentive With Incentive Savings ECM #C1.2 VFD on AC-1 Supply Fan Summary and Recommendation Through the recent renovation for the air distribution system, AC-1 was converted from a constant air volume (CAV) system to variable air volume (VAV) by adding VAV boxes to the new dressing rooms in the basement. This VAV system will vary the supply air volume based on the space temperature resulting in fan and cooling energy savings; however during the site visit it was noticed that the AC-1 supply fan was not equipped with variable frequency drive (VFD). The VFD will adjust the fan speed based on the required static pressure in the duct; therefore, whenever less air flow is required by VAV boxes, the fan speed will decrease which will result in electricity savings. The savings resulting from installing a VFD on the AC-1 supply fan was calculated by comparing the fan energy consumption for a system in which airflow is controlled by outlet dampers and a ENERGY AUDIT REPORT MMM Group Limited A 23

30 system controlled by VFD. The cost includes adding a VFD, installing a pressure sensor, control and labour. The following table outlines the approximate implementation cost, savings, available incentive, and payback period associated with this retrofit. ECM # C1.2 VFD on AC-1 Supply Fan Saving Amount Savings ($) Steam (lbs.) 0 $0 Water (m 3 ) 0 $0 Electricity Peak (kw) 0 $0 Electricity (kwh) 18,389 $1,655 Total Savings ($) $1,655 Implementation Cost $6,150 Potential Incentive $1,839 Total GHG Reduction (CO 2 Tonne Equivalent) 1.8 Simple Payback Period Without Incentive With Incentive Savings ECM #C1.3 Century Lounge Lighting Retrofit Summary and Recommendation Currently, century lounge is illuminated with dimmable 100W incandescent lights. The lights are controlled by BAS and are ON for approximately 15hours/day. It is highly recommended that these lights be replaced with 19W dimmable LEDs. This will result in demand and electricity consumption as well. Please note that the cost includes lamp replacement only and it was assumed that existing fixtures can be used with the LED lamps. The following table outlines the approximate implementation cost, savings, available incentive, and payback period associated with the lighting retrofit. ECM # C1.3 Century Lounge Lighting Retrofit Saving Amount Savings ($) Steam (lbs.) 0 $0 Water (m 3 ) 0 $0 Electricity Peak (kw) 2 $297 Electricity (kwh) 9,161 $824 Total Savings ($) $1,121 Implementation Cost $2,320 Potential Incentive $920 Total GHG Reduction (CO 2 Tonne Equivalent) 0.9 Simple Payback Period Without Incentive With Incentive Savings 24

31 ECM #C1.4 Domestic Hot Water Pipe Insulation Summary and Recommendation While on site it was noticed that there was no insulation provided on most of the domestic hot water piping. Typically the domestic hot water piping is insulated within the building to minimize the heat loss to the surrounding spaces. It was estimated that approximately 66 feet of domestic hot water piping were not insulated in the basement mechanical room. By providing proper insulation to the exposed piping the pipe heat loss could be reduced, resulting in energy savings. The following table outlines the approximate implementation cost, savings, available incentive, and payback period associated with this retrofit. ECM # C1.4 DHW Pipe Insulation Saving Amount Savings ($) Steam (lbs.) 0 $0 Water (m 3 ) 0 $0 Electricity Peak (kw) 0 $0 Electricity (kwh) 5,821 $524 Total Savings ($) $524 Implementation Cost $879 Potential Incentive $0 Total GHG Reduction (CO 2 Tonne Equivalent) 0.6 Simple Payback Period Without Incentive With Incentive Savings ECM #C1.5 Energy Miser for Gas Front Beverage Coolers Summary and Recommendation Typically beverage coolers operate 24/7 to maintain the contents at serving temperature. This is not necessary since the building is not occupied during night time and maintaining beverages at serving temperature during unoccupied times wastes energy. An energy miser connects the machine to an infrared sensor that detects when no one is around and turns the off the power. During unoccupied periods the miser unit will periodically allow for brief cooling cycles to meet the minimum requirements set by the beverage manufacturers for their drinks sale. This energy conservation measure makes a lot of sense in art performing buildings since no one is around during long stretches of time at night. The following table outlines the approximate installation costs, savings, available incentive, and payback period associated with the installation of energy misers on 5 beverage coolers. A similar payback period is expected for additional coolers or vending machines that are fitted with an energy miser. ENERGY AUDIT REPORT MMM Group Limited A 25

32 ECM # C1.5 Energy Miser for Gas Front Beverage Coolers Saving Amount Savings ($) Steam (lbs.) 0 $0 Water (m 3 ) 0 $0 Electricity Peak (kw) 0 $0 Electricity (kwh) 4,544 $409 Total Savings ($) $409 Implementation Cost $1,000 Potential Incentive $0 Total GHG Reduction (CO 2 Tonne Equivalent) 0.5 Simple Payback Period Without Incentive With Incentive Savings ECM #C1.6 Replace V-Belt with Cog-Belts Summary and Recommendation All motor drive systems have inherent inefficiencies due to friction losses. Standard V-belts tend to stretch, slip, bend and compress, which leads to a loss of efficiency. Under well-maintained conditions, a V-belt will run at approximately 92% efficiency. Replacing these belts with cog-style belts can result in savings of approximately 2%, and upgrading to high-torque belts can result in up to 6% additional savings over the base case. Cog-style belts also require less maintenance and have a substantially longer life expectancy over V-belts. As per NRCan, a typical payback period for cog-belt replacement ranges from six months to three years. During the site visit it was noticed a lobby unit supply fan is equipped with V-belts. The savings calculation is only for replacing the V-belts for the lobby unit fan; however, it is highly recommended that all of the V-belts be replaced with cog-belts. The savings are based on a 2% increase of efficiency. Due to the longer life of the belts, there will also be some inherent labor savings. The following table outlines the approximate implementation cost, savings, available incentive, and payback period associated with the V-belt replacement. ECM # C1.6 Fan V-belt Replacement Saving Amount Savings ($) Steam (lbs.) 0 $0 Water (m 3 ) 0 $0 Electricity Peak (kw) 0 $0 Electricity (kwh) 168 $15 Total Savings ($) $15 Implementation Cost $50 Potential Incentive $0 Total GHG Reduction (CO 2 Tonne Equivalent) 0.0 Simple Payback Period Without Incentive With Incentive Savings 26

33 5.3 CATEGORY 2 ENERGY CONSERVATION MEASURES The Energy Conservation Measures (ECMs) described below are classified as Category 2 ECMs. Category 2 ECMs are medium cost measures which range in cost from $10,001 to $100,000. Table 5.5 Proposed Energy Conservation Opportunities (Category 2) ECM # Category 2 - ECMs ECM Description Water (m 3 ) Utility and GHG Reduction Natural Gas (m 3 ) Electricity (kw) Electricity (kwh) Dollar ($) Implementation ($) Potential Incentive ($) Simple Payback with Incentive (yrs.) C2.1 Free Cooling for AC ,152 2,084 11,000 2, C2.2 Replace Electrical DHW heaters with Steam heater ,773 1,577 10,500 2, ECM Total ,925 3,660 21,500 4, Savings Table 5.6 Proposed Energy Conservation Opportunities (Category 2) Category 2 - ASHRAE Level II All ECM ECM (Payback with Incentive < 5yrs.) Savings Amount Savings ($) Savings Amount Savings ($) Water (m 3 ) 0 $0 0 $0 Natural Gas (m 3 ) 0 $0 0 $0 Electricity Peak (kw) 7 $872 0 $0 Electricity (kwh) 45,925 $4,133 23,152 $2,084 Total Savings ($) $3,660 $2,084 Implementation Cost $21,500 $11,000 Potential Incentive $4,593 $2,315 Total GHG Reduction (CO 2 Tonne Equivalent) Simple Payback Period Without Incentive With Incentive Without Incentive With Incentive ECM #C2.1 Free Cooling for AC-2 Summary and Recommendation AC-2 provides cooling to the auditorium and is only ON when there is a performance. During the site visit it could not be confirmed whether AC-2 is capable of running in the free cooling mode during the winter. For analysis of this measure, it is assumed that AC-2 has a fixed outdoor air damper position, bringing in a fixed amount of outdoor air regardless of the outdoor temperature. Free cooling is a method of using outdoor air instead of mechanical cooling when ambient air is below a set temperature. This can be achieved by modulating the outdoor air damper, allowing cool outdoor air into the space and exhausting an equal amount of warm inside air out to the atmosphere. The building with a constant cooling load throughout the year can get the most benefit from the free cooling strategy since free cool air is readily available instead of mechanical cooling which requires energy. ENERGY AUDIT REPORT MMM Group Limited A 27

34 Bin table was used to calculate the saving resulting from operating AC-2 in free cooling mode when outdoor air condition allows. The cost includes installing a new modulating damper and actuators for outdoor and return air control, new economizer controls, and labour. The following table outlines the approximate implementation cost, savings, available incentive, and payback period associated with this retrofit. ECM # C2.1 Free Cooling for AC-2 Saving Amount Savings ($) Steam (lbs) 0 $0 Water (m 3 ) 0 $0 Electricity Peak (kw) 0 $0 Electricity (kwh) 23,152 $2,084 Total Savings ($) $2,084 Implementation Cost $11,000 Potential Incentive $2,315 Total GHG Reduction (CO 2 Tonne Equivalent) 2.3 Simple Payback Period Without Incentive With Incentive Savings ECM #C2.2 Replace Electrical DHW heaters with Steam heater Summary and Recommendation Currently DHW to the building is provided by three (3) electrical domestic hot water heaters located in the basement. Massey Hall is paying a fixed charge (approximately $900/month) for steam during the summer months even though steam is not used in the building. This means that steam is readily available without any extra charge to use for the DHW heating load in summer. It is recommended that the three domestic hot water heaters be replaced with one steam to hot water heat exchanger. The efficiency of electric DHW heaters is actually higher than that of steam to hot water conversion heat exchangers. However, due to the cost of electricity, electric heaters are about twice as expensive to operate on a per BTU basis. In addition, removing electric heaters reduces electrical demand, potentially relieving the grid during peak consumption period. The following table outlines the approximate implementation cost, savings, available incentive, and payback period associated with this retrofit. 28

35 ECM # C2.2 Replace Electrical DHW heaters with Steam heater Saving Amount Savings ($) Steam (lbs) -73,050 -$1,344 Water (m 3 ) 0 $0 Electricity Peak (kw) 7 $872 Electricity (kwh) 22,773 $2,050 Total Savings ($) $1,577 Implementation Cost $10,500 Potential Incentive $2,277 Total GHG Reduction (CO 2 Tonne Equivalent) 0.0 Simple Payback Period Without Incentive With Incentive Savings 5.4 CATEGORY 3 ENERGY CONSERVATION MEASURES The Energy Conservation Measures (ECMs) described below are classified as Category 3 ECMs. Category 3 ECMs are high cost measures which have a cost higher than $100,000. There were no Category 3 ECMs identified for this building. 5.5 WATER CONSERVATION MEASURES During the site inspection the energy audit team investigated the domestic water system within the facility. The team noticed that the electrical room AC unit uses domestic water for once through (open loop) cooling. Please refer to ECM#1.1 for more details. 5.6 ADDITIONAL ENERGY CONSERVATION MEASURES The auditors identified several additional ECMs that were not evaluated due to several limiting factors such as poor financial performance, possible code violations, and limited available information. The following is a list of identified but unevaluated ECMs: Replacing all incandescent bulbs with CFL/LED as they burn out; Installing control valves for steam radiators; Installing weather stripping for the main entrance door; Combing AC-1 heating coil fins. ENERGY AUDIT REPORT MMM Group Limited A 29

36 6. CONCLUSION Through our investigations at Massey Hall, we have identified eight (8) energy conservation measures (ECMs). The measures have been classified under three (3) different categories. Category one (1) ECMs cost at most $10,000 to implement. Category two (2) measures cost up to $100,000 to implement. Category three (3) measures cost over $100,000 to implement. Six (6) Category (I) One ECMs have been identified; Approximate total projected annual savings of $5,961; Total implementation cost for these ECMs is $14,399; Expected payback period of 2 years with incentives. Two (2) Category (II) Two ECMs have been identified; Approximate total projected annual savings of $3,660; Total implementation cost for these ECMs is $21,500; Expected payback period of 4.6 years with incentives. No Category (III) Three ECMs have been identified. 30

37 Appendix-A Glossary of Terms ASHRAE American Society of Heating, Refrigeration, and Air Conditioning Engineers British Thermal Units (BTU) The unit of heat in the imperial system can be defined in two ways: The amount of heat required to raise the temperature of one pound of water through 1 o F (58.5 o F o F) at sea level (30 inches of mercury). 1 BTU = J = kpm = kwh = Kilowatt hour (kwh) Is the amount of power consumed/generated over a period of one hour Kilowatt (kw) Is a measure of electric power DDC Direct Digital Controls ECM Energy Conservation Measure Gigajoule The unit of heat in the SI-system the Joule is: The mechanical energy which must be expended to raise the temperature of a unit weight (2 kg) of water from 0 o C to 1 o C, or from 32 o F to 33 o F. 1 J (Joule) = kpm = kwh = kcal = ft.lbf = 1 kg.m2/s2 = 1 watt second = 1 Nm = 1 ft.lb = Btu RS Means RS Means is a division of Reed Business Information that provides cost Information to the construction industry so contractors in the industry can provide accurate estimates and projections for their project costs Simple Payback It is the number of years for a payback on an investment to occur ignoring any inflation pressures. This does not take into account engineering costs. The calculation is as follows: Simple Payback = Construction Cost / Yearly energy savings in dollars HVAC Heating Ventilation and Air-conditioning LED Light Emitting Diode ENERGY AUDIT REPORT MMM Group Limited A 31

38 Appendix-B Equipment List System Location Equipment Manufacturer Model Number Serial Number Performance Year installed Physical Condition HVAC Basement AC-1 Engineered Air Supply fan 15 HP, Motor insulation F Steam heating coil/ DX cooling coil 1989 DX coil is going to be replaced HVAC Lower Roof AC-1 Air Condenser N/A N/A N/A N/A 1989 Going to be replaced HVAC Lower Roof AC-2 Engineered Air FW ,000 CFM, Supply Fan 20 HP 9 x condenser fan, 1HP compressor 36 FLA, 575 V 1989 Good Exhaust Upper Roof General Exhaust Engineered Air LM ,000 CFM Blower Motor 7.5 HP 1989 Fair DHW Basement Electrical Heater Giant 172ETE-3F8M-E8 A US Gal, 4.5 kw 2009 Good DHW Basement Electrical Heater John Wood JWE1202A L, 6 kw N/A Good DHW Basement Electrical Heater Giant 1122B-1-3 A US Gal, 3 kw 2011 Good HVAC Mechanical Room Lobby Supply Fan LOREN COOK Company 24. CpS HVAC Mechanical Room Heat Pump Carrier 50RHR012ZCC V6872 Exhaust Basement Box Office Room Exhaust Fan Fan: Twin City Motor: Century AC Motor Supply Fan 7.7 HP, Motor Insulation B Refrigerant R22 Compressor RLA 5.3 Motor: C426 Motor: BW3-23 3/4 HP N/A Fair DHW Left Balcony Closet Electrical Heater Rheem RR41OT 0199J L, 3 kw N/A Good N/A N/A Good Good DHW right Balcony Closet Electrical Heater Rheem RE L, 1.5 kw N/A Good 32

39 Appendix-C Lighting Schedule Floor Area # of fixture Type of fixture Lamp type Lamp Wattage Lamp/Fixture Basement AC-1 Room 3 Basement AC-1 Room 1 Basement Management Office 4 Pole/ Incandescent 150 W 1 T8 32 W 1 Incandescent 40 W 1 Basement Century Lounge 29 Suspended Incandescent 100 W 1 Basement Century Lounge 30 Pot Light MR16 50 W 1 Basement Steam Room 1 Basement South Corridor 9 Basement DHW Heater Room 1 Incandescent 40 W 1 T8 32 W 1 Incandescent 40 W 1 Basement Dressing Room 4 Pot Light CFL 14 W 3 Basement Dressing Room 20 Incandescent 40 W 1 Basement Dressing Room- WC 2 Pot Light CFL 14 W 3 Basement Dressing Room- WC 1 T5 28 W 1 Basement Production A 2 Suspended T5 28 W 1 Basement Dressing Room 1 4 Suspended T5 28 W 1 Basement Dressing Room 1 20 Incandescent 40 W 1 Basement Dressing Room 1- WC 1 Pot Light CFL 14 W 3 Basement Dressing Room 1- WC 1 Suspended T5 28 W 1 Basement Dressing Room 2 4 Suspended T5 28 W 1 Basement Dressing Room 2 20 Incandescent 40 W 1 ENERGY AUDIT REPORT MMM Group Limited A 33

40 Floor Area # of fixture Type of fixture Lamp type Lamp Wattage Lamp/Fixture Basement Dressing Room 2- WC 1 Pot Light CFL 14 W 3 Basement Dressing Room 2- WC 1 Suspended T5 28 W 1 Basement Catering 5 Incandescent 150 W 1 Basement Catering 1 Suspended T5 28 W 1 Basement West Corridor 3 T8 32 W 2 Basement Production B 1 Suspended T5 28 W 1 Basement Woman WC 14 Pot Light MR16 35 W 1 Basement Men WC 6 T8 32 W 1 Basement Men WC 10 Pot Light MR16 35 W 1 Basement Family WC 3 Pot Light MR16 35 W 1 Basement North Corridor 24 Pot Light MR16 50 W 1 Basement Foyer 36 Pot Light MR16 50 W 1 Basement Mechanical Room 1 T8 32 W 1 Ground Auditorium 30 Globe Incandescent 150 W 1 Ground Auditorium 64 Ground Auditorium 16 Ground Main Lobby 6 Incandescent 100 W 1 Incandescent 40 W 1 Halogen 90 W 1 Ground Main Lobby 2 decorative Halogen 90 W 1 Ground Main Lobby 2 Ground Corridor 4 Incandescent 150 W 1 T8 32 W 1 34

41 Floor Area # of fixture Type of fixture Lamp type Lamp Wattage Lamp/Fixture Ground Chair light 160 N/A Incandescent 1.5 W 1 Balcony Lounge 2 Balcony Lounge 16 CFL 14 W 3 T8 32 W 1 Balcony Chair light 140 N/A Incandescent 8 W 1 Gallery West lobby 1 Gallery East lobby 1 CFL 42 W 6 CFL 42 W 6 Gallery Woman WC 7 Pot Light MR16 35 W 1 Gallery Stair tube light 55 N/A Incandescent 2 W 1 N/A NW Stairway to Balcony Level 4 T8 32 W 1 N/A SW Stairway to Balcony Level 4 T8 32 W 1 N/A NE Stairway to Balcony Level 4 T8 32 W 1 N/A SE Stairway to Balcony Level 4 T8 32 W 1 N/A NW Stairway to gallery Level 6 T8 32 W 1 N/A SW Stairway to gallery Level 6 T8 32 W 1 N/A NE Stairway to gallery Level 6 T8 32 W 1 N/A SE Stairway to gallery Level 6 T8 32 W 1 N/A N/A 8 Exit Sign LED 3 W 1 N/A Auditorium 25 Exit Sign N/A N/A N/A Ground Main Lobby 4 Exit Sign CFL 9 W 2 ENERGY AUDIT REPORT MMM Group Limited A 35